1001 Benton Frk · Belfry, KY 41519

$55,000

1 bd · 1.0 ba · 800 sqft · SingleFamily · 162 Days on market

Built 2018 Good condition 0.55 ac lot

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Appreciation +5.8/10.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

Tucked in a quiet hollow on a gentle hillside, this charming tiny home offers simple living with thoughtful features and modern comfort. Built in 2018 and sitting on approximately 0.55 acres, the home features just under 800 sq. ft. with 1 bedroom and 1 full bath. Inside, youll find an ample-sized bedroom with walk-in closet, a full kitchen (all appliances stay most under one year old, except the stove), and a full-size washer and dryer. The bathroom is fully tiled and includes a handicap-accessible walk-in shower. Luxury vinyl plank wood flooring runs throughout the main living areas for durability and easy care. Enjoy a covered front porch with a textured, anti-slip concrete parking pad beside it. A removable handicap ramp is currently installed for added convenience. The lot also includes two large storage buildings, providing plenty of space for tools, recreational gear, or hobbies. With deer and turkey often seen on the hillside behind the home, this property makes a wonderful quiet retreat whether as a cozy getaway cabin or a simple, practical primary residence. Features include septic, central heat and city trash service. Home is being sold as-is; no additional repairs or upgrades will be made.

Key facts

• Covered front porch
• Full kitchen
• Walk-in closet

Tags

• WALK-IN CLOSET
• FULL KITCHEN
• COVERED FRONT PORCH
• ANTI-SLIP CONCRETE PARKING PAD
• LARGE STORAGE BUILDINGS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $55k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $188 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($803 rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#374 in KY) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, crime A; Watch: schools D+, amenities F, commute F.
• Pike County (rural): math 24% / reading 40% proficiency, ranked #98 of 165 in KY (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 16 active listings in the ZIP; 4 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($380 loan paydown + $851 appreciation (1.6% local appreciation)).
• Pike County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.6% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.46% ✓
• Cap rate: 11.84%
• Cash-on-cash: 19.83%
• DSCR: 1.88
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.55% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.9%
• Equity multiple: 1.94×
• Total profit: $14,542
• Equity at exit: $20,359

10-year hold

• IRR: 20.7%
• Equity multiple: 3.63×
• Total profit: $40,498
• Equity at exit: $28,325

Cash invested: $15,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Kentucky: 83 Strongly Landlord-Friendly · R+16
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit (URLTA cities); generally landlord-friendly.

Methodology + full state rankings →

ZIP-level market 41519

• Home prices YoY: 0.9%
• Active inventory: 16
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $803 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$169
• Net cashflow: $188

Break-even live

Break-even rent $565

Max offer price $55,000

Occupancy floor 72%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $55,000 Active 162 DOM
2. 2026-06-17
   days on market $55,000 Active 161 DOM
3. 2026-06-16
   days on market $55,000 Active 160 DOM
4. 2026-06-15
   days on market $55,000 Active 159 DOM
5. 2026-06-13
   days on market $55,000 Active 157 DOM
6. 2026-06-12
   days on market $55,000 Active 156 DOM
7. 2026-06-09
   days on market $55,000 Active 153 DOM
8. 2026-06-08
   days on market $55,000 Active 152 DOM
9. 2026-06-07
   days on market $55,000 Active 151 DOM
10. 2026-06-07
    days on market $55,000 Active 150 DOM
11. 2026-06-04
    days on market $55,000 Active 147 DOM
12. 2026-06-02
    days on market $55,000 Active 146 DOM
13. 2026-06-01
    days on market $55,000 Active 145 DOM
14. 2026-05-31
    days on market $55,000 Active 144 DOM
15. 2026-05-31
    days on market $55,000 Active 143 DOM
16. 2026-01-07
    listed $55,000 Active 1222-char remark

    Show marketing remark (1222 chars)

    Tucked in a quiet hollow on a gentle hillside, this charming tiny home offers simple living with thoughtful features and modern comfort. Built in 2018 and sitting on approximately 0.55 acres, the home features just under 800 sq. ft. with 1 bedroom and 1 full bath. Inside, youll find an ample-sized bedroom with walk-in closet, a full kitchen (all appliances stay most under one year old, except the stove), and a full-size washer and dryer. The bathroom is fully tiled and includes a handicap-accessible walk-in shower. Luxury vinyl plank wood flooring runs throughout the main living areas for durability and easy care. Enjoy a covered front porch with a textured, anti-slip concrete parking pad beside it. A removable handicap ramp is currently installed for added convenience. The lot also includes two large storage buildings, providing plenty of space for tools, recreational gear, or hobbies. With deer and turkey often seen on the hillside behind the home, this property makes a wonderful quiet retreat whether as a cozy getaway cabin or a simple, practical primary residence. Features include septic, central heat and city trash service. Home is being sold as-is; no additional repairs or upgrades will be made.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,638
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$1,072
• − Repairs & maintenance: −$771
• − Management: −$771
• − Depreciation: −$1,600
• Taxable income: $1,518
• Est. tax owed @ 24.0%: −$364
• After-tax cash flow: $1,891/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 10 photos

Good 80/100 Cosmetic rehab

This charming tiny home, built in 2018, offers modern comfort and simple living with a good condition and minimal repairs needed.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance and appeal.
• Both Replace countertops — Modern countertops can enhance both the resale and rental value.
• Both Install smart home features — Smart home features can increase both the resale and rental value by making the home more convenient and energy-efficient.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance and appeal. ↑
• Both Replace countertops — Modern countertops can enhance both the resale and rental value. ↑
• Both Install smart home features — Smart home features can increase both the resale and rental value by making the home more convenient and energy-efficient. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Pike County
• NCES district ID: 2104800
• Math proficiency: 24% ▼ -24.00%
• Reading proficiency: 40% ▼ -20.00%
• Median HH income: $32,601
• Composite: 26.14/100
• National rank: #7276
• State rank: #98 of 165 in KY

Livability — Belfry

• Score: 61/100
• State rank: #374
• US rank: #17694

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment A+ Housing F Health & safety F User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 915

Population outlook (Pike County) Hauer SSP2

• Today (2025): 55,108 people
• By 2030: 51,235 · -7.0%
• By 2040: 43,573 · -20.9%
• By 2050: 36,797 · -33.2%
• By 2075: 24,330 · -55.9%
• By 2100: 15,611 · -71.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 11% Hispanic / Latino 2%
• Common ancestry: Iranian 2% Slovak 1%

Political lean MEDSL · Pike

• 2024 margin: Solid R (+65.4) · D 16.8% · R 82.2%
• 2008→2024 swing: -51.6pp toward R · 2008: -13.8pp · 2024: -65.4pp
• All cycles: 2024: R+65.4 2020: R+60.7 2016: R+62.8 2012: R+50.5 2008: R+13.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.55%
• Current HPI: 167.7544
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.81%
• F500 in state: 4

Industry mix (Fortune 500 HQ in KY)

Industry	F500 HQs	Revenue
▸Healthcare	1	$118B
▸Food / Beverage	1	$7B

Price history

1 event — show timeline

• 2026-01-07 Listed $55,000 ForSaleByOwner.com

Property tax history

+0.0%/yr

Latest (2025): $48 · +0.0% YoY. Source: county tax records.